In any new subdivision the street layout shall
conform to the arrangement, width and location indicated on the Official
Map, county jurisdictional highway system plan, Comprehensive Plan
or plan component, or neighborhood unit development plan of the City
of Burlington, Wisconsin. In areas for which such plans have not been
completed, the street layout shall recognize the functional classification
of the various types of streets and shall be developed and located
in proper relation to existing and proposed streets, to the topography,
to such natural features as streams and tree growth, to public convenience
and safety, to the proposed use of the land to be served by such streets,
and to the most advantageous development of adjoining areas. The subdivision
shall be designed so as to provide each lot with satisfactory access
to a public street. In addition:
A.
Arterial streets, as hereafter defined, shall be arranged
so as to provide ready access to centers of employment, centers of
governmental activity, community shopping areas, community recreation,
and points beyond the boundaries of the community. They shall also
be properly integrated with and related to the existing and proposed
system of major streets and highways and shall be, insofar as practicable,
continuous and in alignment with existing or planned streets with
which they are to connect.
B.
Collector streets, as hereafter defined, shall be
arranged so as to provide ready collection of traffic from residential
areas and conveyance of this traffic to the major street and highway
system and shall be properly related to the mass transportation system,
to special traffic generators such as schools, churches and shopping
centers and other concentrations of population and to the major streets
to which they connect.
C.
Minor streets, as hereafter defined, shall be arranged
to conform to the topography, to discourage use by through traffic,
to permit the design of efficient storm and sanitary sewerage systems,
and to require the minimum street area necessary to provide safe and
convenient access to abutting property.
D.
Proposed streets shall extend to the boundary lines
of the tract being subdivided unless prevented by topography or other
physical conditions or unless, in the opinion of the City Plan Commission,
such extension is not necessary or desirable for the coordination
of the layout of the subdivision or for the advantageous development
of the adjacent tracts.
E.
Arterial street and highway protection. Whenever the
proposed subdivision contains or is adjacent to a major street or
highway, adequate protection of residential properties, limitation
of access and separation of through and local traffic shall be provided
by reversed frontage, with screen planting contained in a nonaccess
reservation along the rear property line, or by the use of frontage
streets.
F.
Stream or lake shores shall have a minimum of 60 feet
of public access platted to the low-water mark at intervals of not
more than 1/2 mile as required by § 236.16(3), Wis.
Stats.
G.
Reserve strips shall not be provided on any plat to
control access to streets or alleys, except where control of such
strips is placed with the City under conditions approved by the City
Plan Commission.
H.
Alleys shall be provided in commercial and industrial
areas for off-street loading and service access, unless otherwise
required by the City Plan Commission, but shall not be approved in
residential districts. Dead-end alleys shall not be approved, and
alleys shall not connect to a major thoroughfare.
I.
Street names shall not duplicate or be similar to
existing street names elsewhere in the county, and existing street
names shall be projected wherever possible. Street names, in general,
should conform to the system outlined in Figure 1.
|
Figure 1
Method of Naming Streets
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Whenever the proposed subdivision contains or
is adjacent to a limited access highway or railroad right-of-way,
the design shall provide the following treatment:
A.
When lots within the proposed subdivision back upon
the right-of-way of an existing or proposed limited access highway
or a railroad, a planting strip at least 30 feet in depth shall be
provided adjacent to the highway or railroad in addition to the normal
lot depth. This strip shall be a part of the platted lots but shall
have the following restriction lettered on the face of the plat: "This
strip reserved for the planting of trees and shrubs; the building
of structures hereon is prohibited."
B.
Commercial and industrial properties shall have provided,
on each side of the limited access highway or railroad, streets approximately
parallel to and at a suitable distance from such highway or railroad
for the appropriate use of the land between such streets and highway
or railroad, but not less than 150 feet.
C.
Streets parallel to a limited access highway or railroad
right-of-way, when intersecting a major street and highway or collector
street which crosses said railroad or highway, shall be located at
a minimum distance of 250 feet from said highway or railroad right-of-way.
Such distance, where desirable and practicable, shall be determined
with due consideration of the minimum distance required for the future
separation of grades by means of appropriate approach gradients.
D.
Minor streets immediately adjacent and parallel to
railroad rights-of-way shall be avoided, and location of minor streets
immediately adjacent and parallel to arterial streets and highways
and to railroad rights-of-way shall be avoided in residential areas.
The minimum right-of-way and roadway width of all proposed streets and alleys shall be as specified by the Comprehensive Plan, Comprehensive Plan component, Official Map, neighborhood development study, or jurisdictional highway system plan, or, if no width is specified therein, the minimum widths shall be as shown in Table 1.[1] Street sections are for standard arterial streets only.
Cross sections for freeways, expressways and parkways should be based
upon detailed engineering studies. In addition:
A.
Cul-de-sac streets designed to have one end permanently
closed shall not exceed 750 feet in length. All cul-de-sac streets
designed to have one end permanently closed without a center planting
island shall terminate in a circular turnaround having a minimum right-of-way
radius of 60 feet and a minimum outside curb radius of 46 feet, and
all cul-de-sac streets designed to have one end permanently closed
with a center planting island shall terminate in a circular turnaround
having a minimum right-of-way radius of 75 feet and a minimum outside
curb radius of 63 feet.
B.
Temporary termination of streets intended to be extended
at a later date shall be accomplished with a temporary cul-de-sac
in accordance with the standards set forth above or by construction
of a temporary "T" intersection 33 feet in width and 33 feet in length
abutting the right-of-way lines of the access street on each side.
C.
Roadway elevations. Elevations of roadways passing
through floodplain areas shall be designed in the following manner:
(1)
Freeways shall be designed so they will not be overtopped
by the one-hundred-year recurrence interval flood.
(2)
Arterial highways shall be designed so they will not
be overtopped by the fifty-year recurrence interval flood.
(3)
Collectors and local streets shall be designed so
they will not be overtopped by the ten-year recurrence interval flood.
D.
New and replacement bridges and culverts.
(1)
All new and replacement bridges and culverts over
perennial waterways, including pedestrian and other minor bridges,
in addition to meeting other applicable requirements, shall be designed
so as to accommodate the one-hundred-year recurrence interval flood
event without raising the peak stage, either upstream or downstream,
more than 0.1 foot above the peak stage for the one-hundred-year recurrence
interval flood, as established in the adopted comprehensive watershed
plan. Larger permissible flood stage increases may be acceptable for
reaches having topographic land use conditions which could accommodate
the increased stage without creating additional flood damage potential
upstream or downstream of the proposed structure. Such bridges and
culverts shall be so designed and constructed as to facilitate the
passage of ice flows and other debris.
(2)
All new and replacement bridges shall be constructed
in accordance with all applicable state statutes and codes and shall
be submitted to the Department of Natural Resources to assure compliance
therewith.
E.
Street grades.
(1)
Unless necessitated by exceptional topography, subject
to the approval of the Plan Commission, the maximum center-line grade
of any street or public way shall not exceed the following:
(2)
The grade of any street shall in no case exceed 12%
or be less than 1/2 of 1%.
(3)
Street grades may be varied as provided for in § 278-11 of this chapter, but in no case shall any street grade be permitted to exceed 12%.
(4)
Street grades shall be established wherever practicable
so as to avoid excessive grading, the promiscuous removal of ground
cover and tree growth, and general leveling of the topography. All
changes in street grades shall be connected by vertical curves of
a minimum length equivalent in feet to 15 times the algebraic difference
in the rates of grade for arterial streets and 1/2 this minimum
for all other streets.
F.
Radii of curvature.
(1)
When a continuous street center line deflects at any
one point by more than 10º, a circular curve shall be introduced
having a radius of curvature on said center line of not less than
the following:
(2)
A tangent at least 100 feet in length shall be provided
between reverse curves on arterial and collector streets.
G.
Half streets. Where an existing dedicated or platted
half street is adjacent to the tract being subdivided, the other half
of the street shall be dedicated by the subdivider. The platting of
new half streets shall not be permitted.
[1]
Editor's Note: Table 1 is included at the end of this chapter.
Streets shall intersect each other at as nearly
right angles as topography and other limiting factors of good design
permit. In addition:
A.
The number of streets converging at one intersection
shall be reduced to a minimum, preferably not more than two.
B.
The number of intersections along major streets and
highways shall be held to a minimum. Wherever practicable the distance
between such intersections shall not be less than 1,200 feet.
C.
Property lines at street intersections may be rounded
with a minimum radius of 15 feet or of a greater radius when required
by the City Plan Commission or shall be cut off by a straight line
through the points of tangency of an arc having a radius of 15 feet.
D.
Minor streets shall not necessarily continue across
arterial or collector streets, but if the center lines of such minor
streets approach the major streets from opposite sides within 250
feet of each other, measured along the center line of the arterial
or collector street, then the location shall be so adjusted that the
adjoinment across the major or collector street is continuous and
a jog is avoided.
The widths, lengths, and shapes of blocks shall
be suited to the planned use of the land, zoning requirements, need
for convenient access, control and safety of street traffic, and the
limitations and opportunities of topography. In addition:
A.
The length of blocks in residential areas shall not
as a general rule be less than 600 feet nor more than 1,500 feet unless
otherwise dictated by exceptional topography or other limiting factors
of good design.
B.
Pedestrianways of not less than 10 feet in width may
be required near the center and entirely across any block over 900
feet in length where deemed essential by the City Plan Commission
to provide adequate pedestrian circulation or access to schools, parks,
shopping centers, churches or transportation facilities.
C.
The width of blocks shall be wide enough to provide
for two tiers of lots of appropriate depth except where otherwise
required to separate residential development from through traffic.
The width of lots or parcels reserved or laid out for commercial or
industrial use shall be adequate to provide for off-street service
and parking required by the use contemplated and the area zoning restrictions
for such use.
D.
Utility easements for electric power and telephone
service shall, where practical, be placed on midblock easements along
rear lot lines.
The size, shape, and orientation of lots shall
be appropriate for the location of the subdivision and for the type
of development and use contemplated. The lots should be designed to
provide an aesthetically pleasing building site and a proper architectural
setting for the building contemplated. In addition:
A.
Side lot lines shall be as nearly to right angles
as possible to straight street lines or radial to curved street lines
on which the lots face. Lot lines shall follow municipal boundary
lines rather than cross them.
B.
Double frontage and reverse frontage lots shall be
prohibited except where necessary to provide separation of residential
development from through traffic or to overcome specific disadvantages
of topography and orientation.
C.
Access. Every lot shall front or abut for a distance
of at least 40 feet on a public street.
D.
Area and dimensions of all lots shall conform to the requirements of Chapter 315, Zoning, of this Code for the subdivisions within the City and to the applicable town or county zoning ordinance within the City's extraterritorial jurisdictional limits. Those building sites not served by a public sanitary sewerage system or other approved system shall be sufficient to permit the use of an on-site soil absorption sewage disposal system designed in accordance with Ch. Comm 83, Wis. Admin. Code. The width and area of lots located on soils suitable for the use of an on-site soil absorption sewage disposal system shall not be less than 150 feet in width and 40,000 square feet in area.
E.
Depth of lots shall be a minimum of 125 feet. Excessive
depth in relation to width shall be avoided, and a proportion of 2:1
shall be considered a desirable ratio under normal conditions. Depth
of lots or parcels reserved or laid out for commercial or industrial
use shall be adequate to provide for off-street service and parking
required by the use contemplated.
F.
Width of lots shall conform to the requirements of Chapter 315, Zoning, or other applicable ordinance, and in no case shall a lot be less than 60 feet in width at the building setback line.
G.
Corner lots shall have an extra width of 10 feet to
permit adequate building setbacks from side streets.
H.
Lands lying between the meander line and the water's
edge and any otherwise unplattable lands which lie between a proposed
subdivision and the water's edge shall be included as part of lots,
outlots or public dedications in any plat abutting a lake or stream.
Building setback lines appropriate to the location
and type of development contemplated which are more restrictive than
the regulation of the zoning district in which the plat is located
may be required by the City Plan Commission.
The City Plan Commission may require utility
easements of widths deemed adequate for the intended purpose on each
side of all rear lot lines and on side lot lines or across lots where
necessary or advisable for electric power and communication lines,
wires, conduits, storm and sanitary sewers, and gas, water and other
utility lines. Where a subdivision is traversed by a watercourse,
drainageway channel or stream, an adequate drainageway or easement
shall be provided as may be required by the City Plan Commission.
The location, width, alignment and improvement of such drainageway
or easement shall be subject to the approval of the City Engineer,
and parallel streets or parkways may be required in connection therewith.
Where necessary, stormwater drainage shall be maintained by landscaped
open channels of adequate size and grade to hydraulically accommodate
maximum potential volumes of flow. These design details are subject
to review and approval by the City Engineer.
A.
In the design of the plat, due consideration shall be given to the reservation of suitable sites of adequate area for future schools, parks, playgrounds, drainageways and other public purposes. If designated on the Comprehensive Plan, Comprehensive Plan component, Official Map, or component neighborhood development plan, such areas shall be made a part of the plat as stipulated in § 278-9 of this chapter. If not so designated, consideration shall be given in the location of such sites to the preservation of scenic and historic sites, stands of fine trees, marshes, lakes and ponds, watercourses, watersheds and ravines.
B.
Accordingly, each subdivider of land in the City of
Burlington and extraterritorial plat jurisdiction area shall, at the
discretion and direction of the City Plan Commission, either dedicate
open space lands designated on the City Comprehensive Plan or plan
component, or reserve such open space lands and pay a public site
fee, or, where no open space lands are directly involved, pay a public
site fee. The City Plan Commission shall, at the time of reviewing
the preliminary plat or certified survey map, select one of the following
options and record such selection in the minutes of the meeting at
which the preliminary plat is presented for approval:
(1)
Dedication of site option. Whenever a proposed playground,
park, or other public open space land designated on the City's Comprehensive
Plan, neighborhood unit development plan, or other Comprehensive Plan
component is encompassed, all or in part, within a tract of land to
be subdivided, the public lands shall be made a part of the plat and
shall be dedicated to the public by the subdivider at the rate of
one acre for each 100 proposed or potential dwelling units, and any
such proposed public lands in excess of the rate established herein
shall be reserved for a period not to exceed three years, unless extended
by mutual agreement, for purchase by the public agency having jurisdiction
at undeveloped land prices. If the lands in excess of the established
rate are not acquired within the three-year period as set forth herein,
the land will be released from reservation to the owner.
(2)
Reservation of site option. Whenever a proposed playground, park, or other public open space land designated on the City's Comprehensive Plan, neighborhood unit development plan, or other Comprehensive Plan component is encompassed, all or in part, within a tract of land to be subdivided, the proposed public open space lands shall be made a part of the plat and reserved at the time of final plat approval for a period not to exceed three years, unless extended by mutual agreement, for acquisition at undeveloped land prices by the public agency having jurisdiction, and the subdivider shall pay a public site fee at the time of application for final plat approval at the rate and according to the procedures set forth in Subsection B(3) of this section. If the land is not acquired within the three-year time period as set forth herein, the land will be released to the owner from reservation.
(3)
Public site fee option. If the proposed subdivision does not encompass a proposed public park, parkway, or other open space lands, or if the City Plan Commission requires the reservation of land as set forth in Subsection B(2) of this section, a fee for the acquisition of public sites to serve the future inhabitants of the proposed subdivision shall be paid to the City Clerk at the time of first application for approval of a final plat of said subdivision or part thereof in the amount as set by the Common Council for each proposed dwelling unit within the plat. Public site fees collected by the City Treasurer under the provisions of this chapter shall be placed in a nonlapsing special fund for City parks and shall be separate from the general fund of the City, and said special fund shall be used exclusively for the acquisition and development of park, recreation, and other open space areas within the neighborhood in which the subdivision is located.
